This weeks letters to the Editor - ADU topic is growing concern

Posted:
09/23/2016 08:16:56 AM MDT

Accessory Dwelling Units (ADUs) are in the news again. The Town is pushing to change the Land Use Code to allow the long-term rental of attached ADU's throughout the valley. Their rationale for moving quickly is that it would add workforce housing to mitigate the upcoming closure of Highway 34 in the canyon. On the surface this seems like a good idea, but let's takes a closer look.

First, the Town is assuming that there are a number of ADUs out there ready to be rented. From listening to Town staff at the Planning Commission's study session and public hearing, it's clear they don't have any idea of how many ADUs exist in the valley and how many might be available for rent. The best they could do was count the number of homes with secondary kitchens using county records, and then making the assumption that all those homes would rent out those areas. This is dubious at best. Many people have built homes with secondary kitchens and have no intention of creating and renting an ADU.

Among the homes that actually have an ADU, it is likely that few, if any would be ready to rent this fall. First, anyone with an ADU and the desire to rent it out is likely doing so already. The reason: there is no enforcement of the existing prohibition on renting an ADU. Secondly, many homeowners with ADUs have no desire to rent them out. Their ADUs are used for family and close friends and they would never consider renting to the general public. The Town has virtually no data on the availability of rentable ADUs.

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So why not move ahead with the renting of ADUs anyway? Because the proposed code changes will trump existing zoning regulations and have the potential to make every house a duplex regardless of current zoning. Over time, people will build and rent more homes with ADUs. Neighborhood density will increase, and single family areas could become predominantly multi-family. Furthermore, ADUs will be unregulated for the most part. The Town is proposing to administer ADUs without issuing permits. Without permits, how do you know whether a unit is being rented long-term to say, local workers, or short-term to vacationers? How do you get a handle on the number of ADUs and whether they're having an impact on the workforce housing shortage, particularly if there is no requirement to restrict the rental to local workers?

Town officials pushed to approve the ADU concept a few years ago. Many residents were concerned that the ADUs would simply add another vehicle for providing short-term summer rental units for tourists. Those who have followed the lack of zoning enforcement in Town assumed that ADUs would be rented with the intent of maximizing rental returns by owners, as opposed to providing long-term rental for workers. Nothing has changed since, and the move to increase the short-term summer rental market by Town officials and realtors should make us highly skeptical that ADUs would be used to house our local work force. To address this concern, the Town needs to present a believable plan to regulate future ADUs to address the intent for long-term rentals.

If we open up the entire valley to ADU rentals, other questions need to be considered. Should the owner be required to live in the main dwelling when the ADU is rented long-term? If not, can both the main dwelling and ADU be rented long-term? If both are rented long-term, can they be rented to separate tenants or to one tenant who will rent both the main dwelling and ADU (perhaps subletting the ADU)? Should existing ADUs be inspected for code compliance? Should the impact on utilities be considered, especially sewer and water?

The Association for Responsible Development was formed to allow public representation concerning issues of future development in Estes Park. A major concern involves actions proposed by developers and the Town that could markedly increase the housing density in our community without proposing a well thought out plan that will respect the rights of citizens living in residential communities. Absent facts, the purported increase in workforce housing is an assumption. Often, bad development & land use decisions are founded on assumptions, rather than facts, which are better bases for decisions. While we need additional housing to provide homes for our workforce, this should not come at the expense of uncontrollable increases in the density of dwellings in residential neighborhoods.

Rebecca Urguhart,

Association for Responsible Development

Other housing ideas

So just thinking...

The Town of Estes Park is holding undeveloped property that could (with careful oversight of a citizen appointed board), be developed and used to address housing shortages...

Property out by old Fall River Power Plant and others could be developed- if clear title and not being held as collateral.

Perhaps Town could issue bonds for project and include citizens in all phases of planning, not limited to but including, legal language going to Town as sole property owner.

This would mean housing would be attainable and affordable; precluding re sale for profit.

Owner of Olympus Lodge has had property for sale in the past.

Could the Town purchase this property?

Said property would serve the needs of a workforce population that would support local businesses.

What this town can no longer do, is quash issues arising from gate keeping.

Town of Estes Park MUST take care of our law enforcement, teachers et al. who want to be a part of community (but can't due to housing prices).

Anyone else agree?

C.G. Fleiischer,

Estes Park

Thank You

The 2016 Annual Spring Sale fundraising event held in May was a big success. More than $10,000 was raised to benefit two local non-profit organizations, Crossroads Ministry and Lifelong Learning Preschool. This event would not have been possible without the tireless effort of many local volunteers from both organizations, as well as the donations of many local businesses and individuals.

A Big Thank You goes out to:

All the volunteers from Lifelong Learning Preschool and Crossroads Ministry

All the donors of goods and furniture

The Staff at the Fairgrounds

Boy Scout Troup 8 for helping with pick-ups

Village Thrift Shop

Community Thrift Store

Caramel Corn Shop

The View Restaurant

Estes Park Pie Shop & Diner

Bob Fixter

Fall River Antiques

Estes Park News

Trail-Gazette

We also thank all the shoppers who come every year and help two worthy local non-profit organizations make a difference in our community.

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